2. Snapshot of Bristol
Introduction
(Town to provide brief history of Bristol)
Existing Land Use
Bristol has a diverse yet predominantly residential land use pattern. Nearly 75% of
Bristol’s land is used for residential purposes, among which more than 50% of the
total is classified as medium density residential with lot sizes ranging from a quarter
to 2 acres; almost 15% is occupied by low density residential with lots larger than 2
acres; and 9.4% for high density residential with lots smaller than a quarter acre.
More than 10% of Bristol’s land is used for open space, recreation, and other
institutional uses. An additional 4.8% is considered as natural undisturbed land,
with another 0.4% classified as open undeveloped land. Commercial and industrial
uses account for 2.2% and 3.8% of Bristol respectively, while agricultural land taking
up another 3% of Bristol (see Figure 2.1).
Figure 2.1: Existing Land Use in Bristol, RI
Agriculture
14.7%
11.0%
4.8%
0.0%
3.0%
0.4%
2.2%
3.8%
9.4%
50.7%
Open Undeveloped Land
Commercial
Industrial/Transportation/Mining
Higher Density Residential
Medium Density Residential
Low Density Residential
Urban Open/Institutional/Recreation
Natural Land/Undisturbed Vegetation
Water
Source: Town of Bristol GIS data
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1
Demographic Profile and Projections
Several demographic trends, such as population growth, age distribution,
household characteristics, etc., will influence the need for various types of housing
in Bristol.
Population Growth
According to the US Census, Bristol’s total population was 22,954 in 2010,
representing a 2.1% percent increase from 22,469 in year 2000 and a 6.1% increase
from 21,625 in 1990. Yet the population growth rate in Bristol will likely to slow
down as the 2012 ACS 5-Year estimates a total population of 22,792 in the Town of
Bristol. In addition, population projection data provided by the Rhode Island
Statewide Planning Program indicates that Bristol’s population will keep growing
but at a much slower rate compared to the past two decades (see Figure 2.2).
Bristol is projected to have a total population of 23,771 by Year 2040, representing
a 3.6% growth rate over the next two and half decades.
Figure 2.2: Historic and Projected Population Growth in Bristol, RI
24,000
23,647
23,375
23,500
22,954 22,872 23,018
23,000
22,469
22,500
22,000
23,787 23,771
21,625
21,500
21,000
20,500
20,000
1990
2000
2010
2015
2020
2025
2030
2035
2040
Source: US Census, Rhode Island Statewide Planning Program Population Projection
Population Age Distribution
Figure 2.3 shows the change of age distribution of Bristol’s population from 2000 to
2010. Bristol experienced a 18.6% decrease in the number of children under 14
years old from 2000 to 2010, yet the number of teenage and young adults between
15 to 24 years old increased, particularly those between 20 to 24 years old which
increased by 60.4%. In addition, the number of adults age 25 to 44 who are either
entering the workforce or forming and raising their own families in Bristol declined
significantly by 23.6% or 1,431 persons from 2000 to 2010, yet the number of
people age between 45 and 54 increased by 15.3%. Similar to national trends,
Bristol also experienced an increase in its elderly population. Overall the population
age 55 to 64 increased by 43.4% between 2000 and 2010. Although population in
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CHAPTER 2: SNAPSHOT OF BRISTOL
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the 65-84 age cohorts decreased slightly, Bristol has seen a growing population of
age 85 and over during 2000 to 2010 (see Figure 2.3). However, as the Baby Boom
generation continues to age, future trends are likely to show an increase in the
number of people older than 65 years of age.
Figure 2.3: Distribution of Age, Bristol, RI
3,500
3,000
2,500
2,000
1,500
1,000
500
0
2000
2010
Source: US Census 2000 and 2010
Household Characteristics
From 2000 to 2010, Bristol’s total household grew by 197 households or 2.3%.
Other indicators that experienced growth included nonfamily households, increased
by 886 or 15.4%; nonfamily households with householder living alone, increased by
297 or 11.9%; and nonfamily single person household with householder age 65 and
over, increased by 113 or 10.3%. There are 290 fewer family households in Bristol
from 2000 to 2010 or a 5.4% decrease. In addition, both the average household size
and the average family size declined slightly, indicating an overall smaller household
size of Bristol’s households (see Table 2.1), which also mirrors national trends.
Table 2.1: Household Characteristics in Bristol, RI
Percent Change
2000
2010
2000-2010
Total Households
8,314
8,511
2.3%
Family Households
5,650
5,361
-5.4%
4,554
4,275
-6.5%
1,812
1,942
6.7%
Married Couple Family
with own Children <18
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3
Percent Change
2000
2010
2000-2010
Female Householder, no Husband
837
802
-4.4%
431
387
-11.4%
2,664
3,150
15.4%
2,189
2,486
11.9%
Householder 65+
988
1,101
10.3%
Average Household Size
2.45
2.35
-4.3%
Average Family Size
2.99
2.92
-2.4%
with own Children <18
Nonfamily Households
Householder Living Alone
Source: US Census 2000 and 2010
Income Distribution
The median household income in 2012 was $60,934, representing an increase of
39.5% from the 2000 median income $58,688 (adjusted to inflation). When
compared to the county and state, Bristol’s median household income in 2012 was
$4,832 higher than the state but $10,152 lower than Bristol County (see Figure 2.4).
Between 2000 and 2012, there were general decreases in the numbers of
households in several income categories ranging from less than $10,000 to less than
$99,999, except for a small increase in the number of households earning between
$10,000 and $14,999. However the number of households earning more than
$100,000 increased significantly from 2000 to 2012 (see Figure 2.5).
Figure 2.4: Median Household Income in 2000 and 2012 (adjusted for
inflation)
$80,000
$70,000
$60,000
$71,086
$68,156
$60,934
$58,688
$56,540$56,102
$50,000
$40,000
$30,000
$20,000
$10,000
$0
Town of Bristol
2000
Bristol County
2012
Rhode Island
Source: US Census 2000 and American Community Survey 2008-2012 5-Year Estimates
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Figure 2.5: Households Income Distribution, Bristol, RI
$200,000 or more
$150,000 to $199,999
$100,000 to $149,999
$75,000 to $99,999
$50,000 to $74,999
$35,000 to $49,999
$25,000 to $34,999
$15,000 to $24,999
$10,000 to $14,999
Less than $10,000
0
500
1000
2012
1500
2000
2000
Source: US Census 2000 and American Community Survey 2008-2012 5-Year Estimates
Despite the overall increasing household wealth, there still remains a population
living in Bristol with very limited financial means. Of the 8,921 households in Bristol
in 2012, 678 or 7.6% had income of less than $10,000 and 1,418 or 15.9% of all the
households had incomes between $10,000 and $24,999, representing extremely
low-income levels at or below 30% of area median income. An additional 767
households had income within or around what public agencies would define as very
low income of 50% of area median income based on 2012 levels (see Table 2.2). The
total number of households within these lower income categories was 2,863 or 32.1%
of all Bristol households, a significant amount that will affect the general housing
needs.
Table 2.2: Percentage of Households Income Distribution, Bristol, RI
2000
2012
Total Number of
Households
8311
Less than $10,000
797
9.60%
678
7.6%
$10,000 to $14,999
597
7.2%
642
7.2%
$15,000 to $24,999
946
11.4%
776
8.7%
$25,000 to $34,999
944
11.4%
767
8.6%
$35,000 to $49,999
1,329
16%
955
10.7%
8,921
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CHAPTER 2: SNAPSHOT OF BRISTOL
5
2000
2012
$50,000 to $74,999
1,644
19.8%
1,570
17.6%
$75,000 to $99,999
1,012
12.2%
830
9.3%
$100,000 to $149,999
722
8.7%
1,606
18.0%
$150,000 to $199,999
205
2.5%
633
7.1%
$200,000 or more
115
1.4%
464
5.2%
Source: US Census 2000 and American Community Survey 2008-2012 5-Year Estimates
Housing Profile
Age and Condition of Housing Stock
Information on the age of the Town’s housing stock is presented in Figure 2.6.
According to the 2012 ACS 5-Year Estimates, the Town of Bristol has a total of 9,625
housing units. The Town’s housing stock is relatively aged with approximately 34%
or 3,259 of all the housing units in Bristol built before 1939. Another 24.1% of the
housing stock was constructed during the past 30 years, among which only 7.2% or
685 units were added during the past 15 years or so.
Figure 2.6: Age of Housing Stock in Bristol, RI
40.0%
35.0%
33.9%
30.0%
25.0%
20.0%
12.2%
15.0%
10.0%
10.6%
12.6%
11.4%
6.8%
5.5%
7.0%
5.0%
0.2%
0.0%
Year Built
1939 or
earlier
1940-1949 1950-1959 1960-1969 1970-1979 1980-1989 1990-1999 2000-2009 2010 or
later
Number
3,259
650
1,175
1,016
1,213
1,101
526
670
15
Percent
33.9%
6.8%
12.2%
10.6%
12.6%
11.4%
5.5%
7.0%
0.2%
Source: American Community Survey 2008-2012 5-Year Estimates
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Housing Stock by Type
Table 2.3 compared the change in the number of different types of housing units in
Bristol from 2000 to 2012. Single family detached housing comprises the majority,
62.1%, of the Town’s housing inventory, while the second largest share is multifamily housing with two to four units per structure. From 2000 to 2012, Bristol’s
housing stock grew by 10.6%. Multi-family housing with three and more unit per
structures, particularly ten or more unit structures, appear to be the fastest growing
segment. Single family detached units also increased by 13% or 687 units. In
contrast, single family attached units and two family housing decreased by nearly
29% and 9% respectively due to the significant increases in other housing types.
Table 2.3: Types of Housing Units in Bristol, RI, 2000 and 2012 ACS 5-Year
Estimates
2008-2012 Est
Type of Structure
2000 Units
Number
Percent
% Change
2000-2012
Single-family (detached)
5,293
5,980
62.1%
13.0%
Single-family (attached)
361
257
2.7%
-28.8%
Two-family Units
1,175
1,074
11.2%
-8.6%
Three or four units
987
1,138
11.8%
15.3%
Five to nine units
476
597
6.2%
25.4%
Ten of more units
408
579
6.0%
41.9%
Mobile Home
5
0
0.0%
-100.0%
Total Units
8,705
9,625
100.0%
10.6%
Source: American Community Survey 2008-2012 5-Year Estimates
Housing Occupancy and Ownership
Housing vacancy rate indicates the availability of housing units in a community. In
general a vacancy rate of 5.0% is considered ideal because it allows the population
to move more freely in the marketplace. A vacancy rate below 5.0% indicates that
there is a demand for additional housing. A vacancy rate greater than 5.0% may
indicate that a community has a problem with underutilization, has an
overabundance of rundown and disinvested properties, or lacks an effective
redevelopment/reinvestment policy. High vacancy rates can also be the result of
economic weakness at state, regional or national level.
The overall occupancy rate of housing units in Bristol has declined by 2.8% since
2000, indicating an increasing number of vacant units in the town. Within the
occupied housing units, the percentage of owner-occupied units has decreased
slightly from 63.1% in 2000 to 62.7% in 2012 while that of the renter-occupied units
decreased by 2.6% from 32.6% to 30%.
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CHAPTER 2: SNAPSHOT OF BRISTOL
7
Table 2.4: Housing Occupancy in Bristol, RI, 2000 and 2012 ACS 5-Year
Estimates
2000
Category
Occupied Units
Number
Percentage
of Total
2008-2012
Number
Percentage
of Total
8,314
95.5%
8,921
92.7%
Owner-occupied
5,490
63.1%
6,036
62.7%
Renter-occupied
2,842
32.6%
2,885
30.0%
Vacant Units
391
4.5%
704
7.3%
Seasonal,
Recreational
or Occasional
130
1.5%
268
2.8%
Total Units
8,705
100%
9,625
100%
Source: American Community Survey 2008-2012 5-Year Estimates
Housing Cost (ownership and rental)
Cost of Homeownership Units
According to The Warren Group, the median sales price for single family houses
sold in Bristol during 2012 was $252,500 or 51.3 % increase compared to $166,900
in 2000, and increased to $280,000 in 2013. In addition, the median sale price for
condominiums sold in Bristol in 2012 was $253,750 or a 58.1% increase from
$160,450 in 2000. Similar to single family housing, the median sales price for condo
increased significantly to $287,450 in 2013. Overall in comparing Bristol to the
county and state averages in 2012, Bristol’s single family housing price is slightly
lower than the Bristol County average but much higher than the state average (see
Figure 2.7). However Bristol is almost consistently having a higher median sales
price for condo units compared to the county and state average (see Figure 2.8).
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CHAPTER 2: SNAPSHOT OF BRISTOL
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Figure 2.7: Median Sales Price for Single Family, Bristol, County and State
$400,000
$350,000
$300,000
$250,000
$200,000
$150,000
$100,000
$50,000
$0
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
Bristol
Bristol County
Rhode Island
Source: The Warren Group Town Stats
Figure 2.8: Median Sales Price for Condo, Bristol, County and State
$450,000
$400,000
$350,000
$300,000
$250,000
$200,000
$150,000
$100,000
$50,000
$0
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
Bristol
Bristol County
Rhode Island
Source: The Warren Group Town Stats
Cost of Rental Housing
In 2000, the median gross rent in Bristol was $572 per month which was slightly less
than Bristol County’s $578 but more than the state median gross rent of $553. In
2012, median gross rent in Bristol was $857 per month, which was lower than
Bristol County at $914 and the state at $908. In comparison, Bristol experienced a
gross rent growth rate of 49.8% from 2000 to 2012, which was lower than the
county rate of 58.1% and the state rate of 64.2% (see Figure 2.9).
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CHAPTER 2: SNAPSHOT OF BRISTOL
9
Figure 2.9: Median Gross Rent, Bristol, County and State
1000
914
908
857
900
800
700
600
572
578
553
500
2000
400
2012
300
200
100
0
Bristol
Bristol County
Rhode Island
Source: US Census 2000 and American Community Survey 2008-2012 5-Year Estimates
Housing Affordability Indices
The definition of affordability considers both the price of the housing unit and the
income of the household living in it. It should be noted that the term “affordable
housing” is relative, since it depends on the income of the household. Affordable
housing is not the same thing as subsidized housing for persons of low and/or
moderate income, although subsidized housing is one type of affordable housing.
The U.S. Department of Housing and Urban Development (HUD) defines
affordability as a household spending no more than 30% of its annual income on
housing. Families who pay more than 30% of their income for housing are
considered to be cost burdened and may have difficulty affording necessities such
as food, clothing, transportation and medical care. This federal definition of
affordable housing has become the generally accepted standard. A guideline used
by bands when evaluating home mortgage applications is that monthly payments
should not exceed 30-33% of household income.
The 2012 ACS estimated that approximately 38.2% of Bristol homeowners spent 30%
or more of their household income on housing costs, which was twice as much as
that of year 2000. Similarly, 54.2% of all renters spent more than 30% of their
household income on housing costs in 2012, which increased by 20% since 2000. In
addition, 25.4% of homeowners spent between 20% - 30% of household income on
housing costs in 2012 compared to 18.7% for renters. Another 36.4% of
homeowners spent less than 20% compared to 27.1% for renters. These numbers
indicate high and increasing housing costs burdens, especially when compared to
2000 housing cost data. See Table 2.5 below for more details.
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CHAPTER 2: SNAPSHOT OF BRISTOL
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Table 2.5: Housing Cost as a Percentage of Household Income, Bristol, RI
Homeowner
Renter
2000
%
2012
%
2000
%
2012
%
Less than 20 percent
2,157
46.1%
2,180
36.4%
993
35.1%
734
27.1%
20 to 29 percent
1,133
24.3%
1,525
25.4%
590
20.8%
508
18.7%
30 percent or more
1,358
19.0%
2,290
38.2%
965
34.2%
1,467
54.2%
Source: US Census 2000 and American Community Survey 2008-2012 5-Year Estimates
Note: some percentages do not total 100% due to “not computed” data in US Census.
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CHAPTER 2: SNAPSHOT OF BRISTOL
11
Economic and Labor Profile
Labor Force and Employment
According to the ACS 2012 5-Year Estimates, there were a total of 19,605 people in
the Town of Bristol aged 16 years and over, among whom 12,372 or 63.1% were in
labor force. About 11,345 of the 12,275 people who were in civilian labor force
were employed, representing a 60.6% employment rate among all people age 16
and over in 2012. The 2000 labor force data indicates that Bristol had a smaller
population 16 years and over, yet the percentage of this population within the labor
force was higher, at about 63.6% in 2000. In addition, the employment rate among
civilian labor force was 95.3% in 2000, which is higher than that of 2012 (see Table
2.6).
Table 2.6: Labor Force and Employment, Bristol, RI
2000
2012
Number
Percent
Number
Percent
18,540
100%
19,605
100%
11,785
63.6%
12,372
63.1%
11,777
63.5%
12,275
62.6%
Employed
11,229
60.6%
11,345
57.9%
Unemployed
548
3%
930
4.7%
6,755
36.4%
7,233
36.9%
Population 16 years and
over
In labor force
Civilian labor force
Not in labor force
Source: US Census 2000 and American Community Survey 2008-2012 5-Year Estimates
In terms of occupation, in 2012 about 40% of all workers in Bristol were in
management, business, science and arts occupations; 24.5% were in sales and
office occupations while 19.1% were in service occupations. There were
approximately 1,007 workers or 9% of the total in occupations such as production,
transportation, and material moving, and another 864 workers (7.6%) occupations
such as natural resources, construction and maintenance (see Figure 2.10).
12
CHAPTER 2: SNAPSHOT OF BRISTOL
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Figure 2.10: Occupation of Bristol Workers in 2012
1,007
864 8.9%
7.6%
Management, business, science, and arts occupations
4,526
39.9%
Service occupations
Sales and office occupations
2,782
24.5%
Natural resources, construction, and maintenance occupations
Production, transportation, and material moving occupations
2,166
19.1%
Source: American Community Survey 2008-2012 5-Year Estimates
When compared to 2000 data, it is clear that from 2000 to 2012 there were fewer
workers in occupations such as production, construction and sales, etc. Instead the
number of workers in occupations such as service, management, business, etc.
increased significantly in Bristol, as manufacturing declined and service-related
industries grew across the Town and region (see Figure 2.11).
Figure 2.11: Change of Occupation in Bristol
Production, transportation, and material
moving occupations
Natural resources, construction, and
maintenance occupations
2012
Sales and office occupations
2000
Service occupations
Management, business, science, and arts
occupations
-
1,000
2,000
3,000
4,000
5,000
Source: US Census 2000 and American Community Survey 2008-2012 5-Year Estimates
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13
The 2012 ACS 5-Year Estimates data regarding educational attainment for Bristol’s
workforce further reveals that 84% of adults in Bristol over age 25 graduated from
high school, which represents a lower percentage compared to the county and
state average. In addition, 32.9% of people over 25 years old in Bristol had a
bachelor’s degree or higher, which is 2.1% higher than the state level but 9.3%
lower than the county level (see Table 2.7).
Table 2.7: Education Attainment of Population 25+ in Bristol
Bristol
Bristol County
RI State
High School Graduate or Higher
84.0%
88.6%
84.8%
Bachelor's Degree or Higher
32.9%
42.2%
30.8%
Source: American Community Survey 2008-2012 5-Year Estimates
Key Industries in Bristol
Based on information from the 2012 American Community Survey 5-Year Estimates
and 2000 US Census, the highest-employing industries in Bristol are as follows and
are shown in Figure 2.12 and Table 2.8:

Educational services and health care and social assistance

Retail trade

Arts, entertainment, and recreation, and accommodation and food
services

Manufacturing
Except manufacturing, employment in most major industries has grown more than
others over the past decade. Fewer jobs are available today in manufacturing,
construction, and wholesale. Most notably, manufacturing commanded close to
1,700 jobs in 2000 but only 1,050 jobs by 2012 – a 62% decrease. There were also
decreases in employment in professional, management, and information industries.
Jobs in these types of industries usually require higher education levels and more
skill training.
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Figure 2.12: Growth in Employment by Industry in Bristol, 2000-2012
Educational services, and health care and social
assistance
3,493
1,411
Retail trade
Arts, entertainment, and recreation, and
accommodation and food services
1,124
1,050
Manufacturing
Professional, scientific, and management, and
administrative and waste management services
805
Construction
766
Finance and insurance, and real estate and rental and
leasing
641
Public administration
638
489
Other services, except public administration
393
Transportation and warehousing, and utilities
Wholesale trade
233
Information
219
83
Agriculture, forestry, fishing and hunting, and mining
0
1000
2012
2000
3000
4000
2000
Source: US Census 2000 and American Community Survey 2008-2012 5-Year Estimates
Draft September 24, 2014
CHAPTER 2: SNAPSHOT OF BRISTOL
15
Table 2.8: Employment by Industry in Bristol, 2000-2012
2000
2012
Number
Percent
Number
Percent
11229
100%
11,345
100%
Agriculture, forestry, fishing and hunting, and mining
54
0.5%
83
0.7%
Construction
844
7.5%
766
6.8%
Manufacturing
1,693
15.1%
1,050
9.3%
Wholesale trade
325
2.9%
233
2.1%
Retail trade
1,286
11.5%
1,411
12.4%
Transportation and warehousing, and utilities
307
2.7%
393
3.5%
Information
243
2.2%
219
1.9%
Finance and insurance, and real estate and rental and leasing
600
5.3%
641
5.7%
943
8.4%
805
7.1%
3,205
28.5%
3,493
30.8%
901
8.0%
1,124
9.9%
Other services, except public administration
398
3.5%
489
4.3%
Public administration
430
3.8%
638
5.6%
Civilian employed population 16 years and over
Professional, scientific, and management, and administrative and
waste management services
Educational services, and health care and social assistance
Arts, entertainment, and recreation, and accommodation and food
services
Source: US Census 2000 and American Community Survey 2008-2012 5-Year Estimates
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